I am obtaining a offer of a home loan from Halifax. I intend to use a Licensed Conveyancer in Ireleth and Askam. Does the Halifax Solicitor panel exclude conveyancers regulated by the CLC?

The Halifax approved solicitor list is, like many other lenders, represented by the CML or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.

My husband and I have arranged the release of further monies on our home loan from RBS as we want to conduct alterations to our home in Ireleth and Askam. Do we need to appoint a nearby Ireleth and Askam solicitor on the RBS conveyancing panel to handle the legals?

RBS don't usually appoint firms on their conveyancing panel to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the RBS list.

I am currently in the process of buying my council flat in Ireleth and Askam. I have a mortgage agreed with Coventry BS. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Coventry BS, you will need to appoint a solicitor on the Coventry BS conveyancing panel.

I am due to exchange contracts on my house. I had a double glazing fitted in May 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, TSB are being a right pain. The Ireleth and Askam solicitor who is on the TSB conveyancing panel is recommending indemnity insurance as a solution but TSB are insisting on a building regulation certificate. Why do TSB have a conveyancing panel if they don't accept advice from them?

It is probably the case that TSB have referred the matter to their valuer. The reason why TSB may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I need some fast conveyancing in Ireleth and Askam as I have an ultimatum to sign on the dotted line in less than 4 weeks. Luckily I do not require a mortgage. Can I decline from having conveyancing searches to save money and time?

If.Given you are are a cash buyer you are at free not to do searches although no conveyancer would suggest that you don't. With lots of history conveyancing in Ireleth and Askam the following are instances of what can show up and therefore affect future saleability: Refused Planning Applications, Overdue Fees, Overdue Grants, Road Schemes,...

I am buying a new build apartment in Ireleth and Askam. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Here is a sample of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Ireleth and Askam

Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified.

I have just started marketing my ground floor flat in Ireleth and Askam. Conveyancing has not commenced, but I have just received a quarterly maintenance charge demand – should I leave it to the buyer to sort out?

It best that you clear the invoice as normal given that all ground rent and service payments will be apportioned as part of the financial calculations for completion monies, so you will be reimbursed by the purchaser for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.

I invested in buying a 1st floor flat in Ireleth and Askam, conveyancing was carried out in 2000. Can you work out an approximate cost of a lease extension? Equivalent flats in Ireleth and Askam with a long lease are worth £265,000. The average or mid-range amount of ground rent is £50 invoiced annually. The lease finishes on 21st October 2099

With only 75 years unexpired we estimate the price of your lease extension to span between £8,600 and £9,800 as well as professional fees.

The figure that we have given is a general guide to costs for extending a lease, but we are not able to advice on the actual costs in the absence of comprehensive investigations. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not move forward based on this information without first seeking the advice of a professional.